ᐅ Floor plan of a single-family detached house, urban villa style, approximately 2,600 sq ft, without a basement
Created on: 23 Apr 2022 11:06
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dkw8074
Hello,
we now have a plan that is already quite advanced for us. We have been considering for a long time whether to include a basement or not, as well as whether to use the attic space (see also https://www.hausbau-forum.de/threads/ausbau-dachgeschoss-bei-walmdach-als-kellerersatz.43148/).
Building Plan / Restrictions
Plot size: 1170 m² (0.29 acres)
Slope: no
Floor area ratio: 0.4
Floor space index: 2
Number of parking spaces: 2 garage + 1 outdoor
Number of floors: 2
Roof type: hipped roof
Style: urban villa
Orientation: southwest
Owner Requirements
Style, roof type, building type: hipped roof urban villa
Basement, floors: trying to do without a basement
Number of occupants, age: 2 adults, 1 child currently
Space needs on ground floor and upper floor: rooms should be a comfortable size without being excessive
Office: family use or home office? both
Guest stays per year: 10-15 times for 2-3 days
Open or closed architecture: open towards the garden
Conservative or modern design: I would say a mix; in any case, the staircase should not be in the living room
Open kitchen, kitchen island: kitchen with pantry, a fully freestanding island is not necessary
Number of dining seats: 6
Fireplace: yes
Balcony, roof terrace: no balcony, terrace with roof cover
Garage, carport: yes, 2 parking spaces plus motorcycle; 1 additional outdoor parking
Other wishes/special features/daily routine, including reasons why something should or should not be included
House Design
Who created the plan: a planner from a construction company
What do you particularly like? Why? We generally like the ground and upper floor because everything we wished for has been implemented
What do you dislike? Why? Placement of building services - perhaps try placing them under the stairs?
Price estimate according to architect/planner: 700k
Personal price limit for the house, including equipment: 800k
Preferred heating system: geothermal
If you have to give up something, which details/extensions
-can you do without: possibly a few square meters; a big question is whether the office/fitness room above the garage makes sense or if a basement would be better
-can’t give up: own master bathroom, laundry room upstairs
Why is the design the way it is now?
We had quite clear ideas based on reviewing standard floor plans. There were some changes and tests (basement yes/no, attic use yes/no).
What makes it, in your opinion, particularly good or bad? Very good implementation of our ideas and budget
What is the most important/basic question about the floor plan summarized in 130 characters?
The approx. 30 m² (320 sq ft) room on the upper floor (office/fitness) and the larger storage room behind the garage are intended as a basement substitute. How do you like this solution with the partial overbuilding of the garage on the upper floor?
Thank you very much for your feedback!
we now have a plan that is already quite advanced for us. We have been considering for a long time whether to include a basement or not, as well as whether to use the attic space (see also https://www.hausbau-forum.de/threads/ausbau-dachgeschoss-bei-walmdach-als-kellerersatz.43148/).
Building Plan / Restrictions
Plot size: 1170 m² (0.29 acres)
Slope: no
Floor area ratio: 0.4
Floor space index: 2
Number of parking spaces: 2 garage + 1 outdoor
Number of floors: 2
Roof type: hipped roof
Style: urban villa
Orientation: southwest
Owner Requirements
Style, roof type, building type: hipped roof urban villa
Basement, floors: trying to do without a basement
Number of occupants, age: 2 adults, 1 child currently
Space needs on ground floor and upper floor: rooms should be a comfortable size without being excessive
Office: family use or home office? both
Guest stays per year: 10-15 times for 2-3 days
Open or closed architecture: open towards the garden
Conservative or modern design: I would say a mix; in any case, the staircase should not be in the living room
Open kitchen, kitchen island: kitchen with pantry, a fully freestanding island is not necessary
Number of dining seats: 6
Fireplace: yes
Balcony, roof terrace: no balcony, terrace with roof cover
Garage, carport: yes, 2 parking spaces plus motorcycle; 1 additional outdoor parking
Other wishes/special features/daily routine, including reasons why something should or should not be included
House Design
Who created the plan: a planner from a construction company
What do you particularly like? Why? We generally like the ground and upper floor because everything we wished for has been implemented
What do you dislike? Why? Placement of building services - perhaps try placing them under the stairs?
Price estimate according to architect/planner: 700k
Personal price limit for the house, including equipment: 800k
Preferred heating system: geothermal
If you have to give up something, which details/extensions
-can you do without: possibly a few square meters; a big question is whether the office/fitness room above the garage makes sense or if a basement would be better
-can’t give up: own master bathroom, laundry room upstairs
Why is the design the way it is now?
We had quite clear ideas based on reviewing standard floor plans. There were some changes and tests (basement yes/no, attic use yes/no).
What makes it, in your opinion, particularly good or bad? Very good implementation of our ideas and budget
What is the most important/basic question about the floor plan summarized in 130 characters?
The approx. 30 m² (320 sq ft) room on the upper floor (office/fitness) and the larger storage room behind the garage are intended as a basement substitute. How do you like this solution with the partial overbuilding of the garage on the upper floor?
Thank you very much for your feedback!
dkw8074 schrieb:
We are by no means "dogmatically fixed," although wood is out (due to bad personal experiences) and I simply haven’t yet received any objectively solid recommendation for ETICS (external thermal insulation composite system). On the subject of an "objectively solid recommendation," I recently said
11ant schrieb:
The most important thing I can tell you as a professional (I gladly count myself among the pros but never among the "experts") is this: professionals have, of course depending on their individual expertise, a more informed idea, but their opinions are never more objective than those of laypeople. which for your wall construction means that my reservation regarding ETICS does not come out of nowhere, but it has not yet been definitively judged by God before the Last Judgment (or by the highest authority anyone might have, such as a popular tabloid).
dkw8074 schrieb:
But what exactly would be your recommendation? My specific recommendation, provided there are no conflicting deep-rooted preconceptions, is always to have the general contractor propose a wall construction as part of an inclusive planning process (or the architect if you are working with a true architect-led plan). They master the craft of stacking bricks into houses, after all. For those planning on their own, this means roughly reserving a material thickness of about four decimeters (40cm (16 inches)) all around for exterior walls.
dkw8074 schrieb:
As I already wrote, there was also a parallel design from an architect. But what should we do if we don’t like it? Build anyway because it’s probably “better” planned? If we’re convinced the current design isn’t good, then we will probably consult another architect. That is not the case at the moment, though. Assuming expertise versus a trained architect is often justified—in fact, I will follow up later with your example shown in post #114. My recommendation for working with architects is always this: first, engage a freelance architect and go through “Module A” (equivalent to performance phases 1 and 2 under the HOAI, the official German fee structure for architects; I’m not familiar with an Austrian equivalent). This means the basic evaluation and preliminary design phases. I also generally suggest a “rest period” after that, before deciding whether to proceed with the same architect for the design development phase (performance phase 3) or the entire “Module B,” or to switch to a different architect. Going through many architects until the perfect design emerges is not recommended. After this rest period, I advise deciding first whether to build with a prefabricated house provider (in which case the architect is mainly involved in phase 3) or to pursue traditional on-site construction (working with the architect through the entire Module B). My “bricklayer’s mantra” can be found in "A House-Building Roadmap, for You Too: the HOAI Phase Model!"
dkw8074 schrieb:
I almost always have to run utilities under the slab/basement. I don’t see a problem as long as it’s done cleanly. A clever practice is to avoid covering lines with any more thickness than the exterior wall itself and to run branch lines on the shortest straight path (routing “around the house from the back” practically always creates a need for avoidable access openings).
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
dkw8074 schrieb:
I’m afraid this might not help us much, but here’s the draft. Unfortunately, I don’t have it in a digital format. Actually, it’s just as “digital” as your other drawings shown here; it would help not to cut off the dimension chains. The floor plans are again roughly oriented, i.e., north roughly to the left on the plan (?)
The draft is clearly more professional (which unfortunately does not automatically mean it is more appealing – but that can be worked on with the professional). The utility room is again in the wrong place here; I would allocate the space occupied by the trash bin enclosure in the connecting section to the “floor plan” area and install the house service entries there. I would avoid the recesses on the upper floor and use the gained width to insert the dressing room or laundry room between the parents’ and children’s areas. The unnecessary façade setback of the staircase is at least more discreet than your dominant projecting bay. The kitchen is too spacious, the dining area is in the way, and it is clear that a built-in corner bench was not implemented. Perhaps you pushed the architect too much towards “modern” – a traditional farmhouse parlor doesn’t really fit into a hipped roof pseudo-Bauhaus style. The narrow slit windows on the entrance façade seem too closed off; on the positive side, I like the terrace exit in the living room (although the lift-and-slide door then seems redundant). My views on corner windows and “Smokey Eyes” I assume are well known. A staggered mono-pitched roof would have suited the floor plan as it is.
What kind of architects were those: first one architect, and then (because they didn’t match your taste) “architects” from building contractors?
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
Well, that is just as "digital" as your other drawings shown here; not clipping the dimension chains would be helpful. The floor plans are again roughly oriented with north approximately to the left (?)Yes, correct, the house is positioned the same as in the other plan.11ant schrieb:
The design is clearly more professional (which unfortunately doesn’t automatically mean it’s "more appealing"—but that can be worked on with the professional). The utility room is also located incorrectly here; I would assign the space of the trash bin enclosure in the connecting structure to the room in the "floor plan" and install the house entry points there. I would avoid the setbacks on the upper floor and use the gained width to insert the dressing room or laundry room between the master and children’s areas. The senseless façade setback of the stairwell is at least more discreet than your dominant risalit. The kitchen is too spacious, the dining area is awkwardly placed, and an angled bench seating request is clearly not implemented. Maybe you pushed the architect too much towards a "modern" style— a farmhouse-style sitting room doesn’t quite fit with a hip roof pseudo-Bauhaus. The arrow-slit-like entrance façade looks too closed off; I do like the terrace exit in the living room (although the lift-and-slide door then becomes redundant). My views on corner windows and “smokey eyes” are well known. A shifted shed roof would have suited the floor plan as it is.
What kind of architects were these: first one architect, then (because they didn’t match your taste) “architects” from building contractors?Thank you very much for the detailed feedback, but does it actually help us now? No. Everyone has their own opinions— for example, we really like corner windows. And no, we did not push him towards modern, and no, we don’t want a farmhouse-style sitting room—corner bench seating can definitely be modern too. A shed roof is not possible; it has to be a hip or gable roof, and our clear preference is the hip roof.
I don’t know what kind of architects these were, but I personally think matching the client's “taste” is important.
dkw8074 schrieb:
Thank you very much for the detailed feedback, but does it actually help us move forward? No. Everyone has their own opinions, for example, we really like corner windows. And no, we did not set out to design something modern, and no, we don’t want a traditional country-style living room – a corner bench can definitely be modern too. A shed roof isn’t possible; it has to be a hip roof or a gable roof, and our preference is clearly the hip roof.
[...], but personally, I think it’s important to match the "taste." Well, somehow you must have talked past your architect, he wouldn’t just suddenly deviate from your plans by chance. He probably understood you just as little as we did, because if I look around this discussion, it seems we’re all quite confused about what kind of “helpful” feedback would actually be helpful :-(
dkw8074 schrieb:
I don’t know what kind of architects these are Architects are not stray cats that just come to you spontaneously. You should know exactly where your architect came from (???).
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
Well, somehow you must have talked past your architect, because he doesn’t just randomly stray from your path. He probably didn’t understand you any better than we did, because when I look around this group, we all seem quite clueless about what exactly helpful feedback should look like :-(
Architects are not stray cats that just come to you. You have to know exactly where you got yours from (???) But who says we don’t feel understood? Sometimes there are different perspectives on the same issue, and then either they match or they don’t. As mentioned, we are quite happy with the current design, and I specifically asked about two points:
- Dining table with a corner bench against the wall (instead of freestanding) combined with the stove; but we couldn’t come up with any good idea
- Generally the position of the stove/fireplace – it’s currently placed somewhat awkwardly in a child’s bedroom on the first floor
The overall feedback was mixed, which is fine, and it was received. But as I said, there’s nothing yet making us dislike the design. Regarding the specific questions, especially about how to combine this with a stove, there was no input – which I understand is difficult. But really no suggestions at all?
dkw8074 schrieb:
There were no concrete answers to the specific questions, especially about how to combine it with a stove – I understand that this is difficult. But really no ideas at all?What do you want to combine with a stove? The bench? That can’t be it, because it would get too hot to sit there. So what do you mean exactly?I would try to move the chimney to the hallway upstairs and downstairs, into the corner of the office. However, this can only be precisely planned if the upper floor and ground floor are aligned and ideally planned by yourself. The whole thing must not intersect with the roof beams, and you can’t just estimate that by eye.
I didn’t get much response to the rest of my feedback either. That doesn’t exactly encourage enthusiasm.
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